CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

September 13, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Marnie R. Waffle, Senior Planner

Subject: Consideration of a Story-Pole Policy for New Construction

RECOMMENDATION:

Develop a recommendation to the City Council on a proposed Story-Pole Policy.

BACKGROUND:

The City does not currently have a written policy regarding the installation of story poles during
the design review process. Staff is recommending that the City adopt a Story-Pole policy that
formalizes current practice and provides clear direction on when and how story poles should be
installed. At the August 23, 2017 Planning Commission meeting, Staff solicited input from the
Planning Commission on the development of a Story-Pole Policy. Based on input from the
Planning Commission, Staff has developed a draft Story-Pole Policy (Attachment A). Staff is
requesting that the Planning Commission review the draft policy and develop a
recommendation to the City Council.

STAFF ANALYSIS:

At the August 23rd Planning Commission meeting, the Commission provided direction on a
number of policy considerations. The policy considerations and the Planning Commissions
feedback are summarized below followed by a discussion of the draft Story-Pole Policy.

Policy Considerations

1) Staff currently relies on applicants to ensure that story poles are installed to accurately
depict the height of proposed structures.
a. Should the draft Story-Pole policy require that the height of the poles be
certified by a surveyor?

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Story Pole Policy
September 13, 2017
Staff Report
Page 2

Planning Commission Recommendation: The Planning Commission recommended certification

of the height of the story poles by a licensed surveyor.

b. If certification is recommended, then should it be for all projects or only projects

of a certain size, type, or location, i.e. new residence, new commercial building,
located in a scenic area, etc.?

Planning Commission Recommendation: The Planning Commission recommended certification

of all projects, but suggested that an existing reference point could potentially be used for Track
One Design Study/Review projects.

2) Current practice is to require the installation of story poles for all Track-Two design
study projects that require Planning Commission review.
a. Should story poles be required for staff-approved projects?

Planning Commission Recommendation: The Planning Commission recommended the

installation of story poles and netting for all design study/review projects, with the exception of
projects that are 40 square feet in size or less.

3) Should the draft Story-Pole policy include the installation of story poles and netting for
decks, balconies and chimneys?

Planning Commission Recommendation: The Planning Commission recommended that

architectural elements such as decks, balconies and chimneys also be identified with story poles
and/or netting.

4) Residential Design Studies are valid for one year and may be issued a one-year time
extension. After two years the project requires a new design study permit. For
previously approved projects the City has historically required public noticing, but not
story poles. Should story poles be required to be reinstalled as part of a request to
renew the approval?

Planning Commission Recommendation: The Planning Commission recommended that story

poles and netting be reinstalled if a project approval has expired and a request to renew the
approval is submitted.

Draft Story-Pole Policy

Staff has drafted two versions of the Story-Pole Policy for the Commissions consideration. Both
draft policies include sections on the purpose and applicability of story poles as well as a
requirement for 2-foot wide orange netting and identification of elevated decks, balconies and
chimneys. The following is a summary of the key differences between the two versions of the
policy:

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Story Pole Policy
September 13, 2017
Staff Report
Page 3

Version 1
Requires certification for both Track-One and Track-Two projects1.
Story-poles are required for all Staff-approved projects that exceed 40 square feet.
There is no option for the Director to waive story-pole requirements for Track-One
projects.

Version 2
Only requires certification for Track-Two projects while Track-One projects can use
existing reference points.
Story-poles are required for Staff-approved projects that exceed 120 square feet.
Allows the Director to waive story-pole requirements for Track-One projects.

In staffs opinion, Version 2 of the policy is more practical and less onerous for property
owners, particularly for Track-One projects. For example, if the Commission decides to establish
a threshold as low as 40 square feet, then property owners would be required to install story-
poles for new storage sheds. The Planning Commission may consider a hybrid of the two
versions or making additional revisions that are not included in either version. With regard to
certification, the Commission may consider only requiring it for second-story additions and new
two-story homes, or in cases where there is a potential impact to an ocean view.

Environmental Review: Seeking direction from the Planning Commission on the creation of a
draft policy is not a project under CEQA pursuant to Section 15378(b)(2), general policy and
procedure making.

ATTACHMENTS:

Attachment A Draft Story-Pole Policy, Version 1

Attachment B Draft Story-Pole Policy, Version 2
Attachment C Story-Pole Affidavit

1 Track-One projects are those that add less than 10% of the existing floor area to the residence and can be approved
by Staff.
Track-Two projects are those that add greater than 10% to the existing floor area or for new buildings and must be
approved by the Planning Commission.

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Attachment A - Policy Version 1

Version 1
Policy No. 2017-##
Approved: ___________
THE CITY OF
Carmel-by-the-Sea
COMMUNITY PLANNING & BUILDING DEPARTMENT
Administrative Policies & Procedures
Policy No. 2017-##
STORY-POLE POLICY

PURPOSE
To require the installation of story poles and netting for Design Study/Review applications in order to
assist decision makers and the public in evaluating the height, location and extent of proposed
development for consistency with local regulations and ordinances.

APPLICABILITY AND TIMING OF INSTALLATION

The installation of story poles and netting shall be required for residential and commercial design
study/review applications that increase floor area or structure height or may otherwise impact privacy
or views (i.e. decks and balconies) as outlined below.

Staff Approvals (i.e. Design Study/Review, Track One)

Story poles and netting shall be installed and certified for all proposed additions and elevated decks
exceeding 40 square feet in size. Story poles shall be installed prior to the issuance of a Notice of
Approval and shall remain in place until the 10 calendar-day appeal period has ended.

Public Hearings (i.e. Design Study/Review, Track Two)

Story poles and netting shall be installed and certified at least 10 calendar days prior to the public
hearing. The story poles and netting shall remain in place until final action has been taken on the
project and the 10 business-day appeal period has ended.

Appeals
If an appeal is filed, the story poles and netting shall remain in place until the project has been
reviewed by the appeal body and the appeal period for that review has ended.

Permit Expiration
If a Design Study/Review approval expires and an application to renew the approval is submitted, the
story poles and netting shall be reinstalled in accordance with the Story-Pole Policy.

CERTIFICATION
It is the applicants responsibility to install story poles and netting on the project site consistent with
this policy. Furthermore, it is the applicants responsibility to ensure that the story poles and netting
are placed in a manner which accurately depicts project elements including but not limited to height,
location, mass, and bulk and that all trees and/or branches proposed for removal are properly
identified. Story poles and netting shall be certified by a California licensed surveyor, civil engineer or
architect prior to the issuance of a Notice of Approval or distribution of a Public Notice. An Affidavit of
Story Pole Certification shall be submitted to the Community Planning and Building Department along
with a photograph of the story poles and netting.

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REQUIREMENTS

Materials
Story poles shall be constructed of 2-inch by 4-inch (minimum) lumber or metal poles. Story poles shall
be braced at the base with supporting beams to ensure they will withstand weather and remain
correctly positioned. Netting shall be bright orange construction mesh at least 2-feet wide.

Identification
Story poles shall be placed at all outside building corners and along the rooflines of the proposed
structure(s). Architectural elements such as chimneys, elevated decks and balconies that extend
beyond the footprint of the structure shall also be identified. If trees or branches are proposed for
removal, they shall have 1-inch minimum fluorescent pink or red flagging ribbon tied around their most
visible portion. If story poles, netting and/or flagging ribbons are not installed accurately, staff or the
review body may continue the project review until such time that placement has been corrected.

REMOVAL
All story poles and netting shall be removed at the end of the appeal period following final action on a
project.

QUESTIONS
For questions, please contact the Community Planning and Building Department at (831) 620-2010.

Page 2 of 2
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Attachment B - Policy Version 2

Version 2
Policy No. 2017-##
Approved: ___________
THE CITY OF
Carmel-by-the-Sea
COMMUNITY PLANNING & BUILDING DEPARTMENT
Administrative Policies & Procedures
Policy No. 2017-##
STORY-POLE POLICY

PURPOSE
To require the installation of story poles and netting for Design Study/Review applications in order to
assist decision makers and the public in evaluating the height, location and extent of proposed
development for consistency with local regulations and ordinances.

APPLICABILITY AND TIMING OF INSTALLATION

The installation of story poles and netting shall be required for residential and commercial design
study/review applications that increase floor area or structure height or may otherwise impact privacy
or views (i.e. decks and balconies) as outlined below.

Staff Approvals (i.e. Design Study/Review, Track One)

Story poles and netting shall be installed for all new structures/additions and elevated decks exceeding
120 square feet in size. Story poles shall be installed prior to the issuance of a Notice of Approval and
shall remain in place until the 10 calendar-day appeal period has ended.

Public Hearings (i.e. Design Study/Review, Track Two)

Story poles and netting shall be installed and certified at least 10 calendar days prior to the public
hearing. The story poles and netting shall remain in place until final action has been taken on the
project and the 10 business-day appeal period has ended.

Appeals
If an appeal is filed, the story poles and netting shall remain in place until the project has been
reviewed by the appeal body and the appeal period for that review has ended.

Permit Expiration
If a Design Study/Review approval expires and an application to renew the approval is submitted, the
story poles and netting shall be reinstalled in accordance with the Story-Pole Policy.

WAIVER OF REQUIREMENT
The Director of Community Planning and Building may waive the requirement for story poles and
netting for Track One projects if it can be seen with certainty that the proposed site/building
modifications are not visible from the public way and/or will not have a negative impact on
surrounding properties.

CERTIFICATION
It is the applicants responsibility to install story poles and netting on the project site consistent with
this policy. Furthermore, it is the applicants responsibility to ensure that the story poles and netting
are placed in a manner which accurately depicts project elements including but not limited to height,
location, mass, and bulk and that all trees and/or branches proposed for removal are properly 149
identified. For Track Two Residential and Commercial design study/review applications, story poles and
netting shall be certified by a California licensed surveyor, civil engineer or architect prior to
distribution of a Public Notice. For Track One Residential and Commercial design study/review
applications, story poles and netting shall use existing on-site structures as a reference point. An
Affidavit of Story Pole Certification shall be submitted to the Community Planning and Building
Department along with a photograph of the story poles and netting.

REQUIREMENTS

Materials
Story poles shall be constructed of 2-inch by 4-inch (minimum) lumber or metal poles. Story poles shall
be braced at the base with supporting beams to ensure they will withstand weather and remain
correctly positioned. Netting shall be bright orange construction mesh at least 2-feet wide.

Identification
Story poles shall be placed at all outside building corners and along the rooflines of the proposed
structure(s). Architectural elements such as chimneys, elevated decks and balconies that extend
beyond the footprint of the structure shall also be identified. If trees or branches are proposed for
removal, they shall have 1-inch minimum fluorescent pink or red flagging ribbon tied around their most
visible portion. If story poles, netting and/or flagging ribbons are not installed accurately, staff or the
review body may continue the project review until such time that placement has been corrected.

REMOVAL
All story poles and netting shall be removed at the end of the appeal period following final action on a
project.

QUESTIONS
For questions, please contact the Community Planning and Building Department at (831) 620-2010.

Page 2 of 2
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Attachment C - Affidavit

AFFIDAVIT OF
STORY POLE CERTIFICATION
(Must be completed by a California Licensed Surveyor,
Civil Engineer or Architect)

On _____________________, I surveyed the story poles and netting located at

Date

___________________________________, Carmel-by-the-Sea, CA related to plans

Property Address

submitted as part of a design review/study application ______________________.

Application No.

I have determined that the story poles are in substantial compliance with the project

plans submitted to the Community Planning and Building Department and accurately

represent the proposed construction in terms of dimension, corner/wall locations, and

ridge heights/locations.

I DECLARE UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND

CORRECT.

Signature Executed on _______________

Date

Name Phone No. (____)____________

Print Legibly

State License No.

Company

Please attach a photograph(s) demonstrating installation of the story poles and netting.
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